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INDUSTRIAL  HOUSING 


BY 


CLINTON  MACKENZIE 


INDUSTRIAL  HOUSING 


BY 

CLINTON  MACKENZIE 

15  BROAD  STREET,  NEW  YORK 


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^bc  Iknichcrbocf^cr  D>rc6e 

NEW  YORK 
19^20 


FOREWORD 

After  many  years  of  practical  experience  in  all  phases  of 
industrial  housing,  I  feel  that  those  intending  to  engage  in 
such  an  enterprise  will  be  interested  in  a  brief  survey  of  the 
underlying  principles  which  must  be  grasped  in  order  to 
arrive  at  satisfactory  results. 

As  Tenement  House  Commissioner  for  the  State  of  New 
Jersey,  as  a  director  of  the  National  Housing  Association, 
and  in  consultation  on  Town  Planning  I  have  been  deeply 
impressed  with  the  importance  of  a  thorough  preliminary 
study  of  each  problem  before  discussing  house  plans. 

Clinton  Mackenzie, 

Architect. 


^^52205 


CONTENTS 


PACE 


KlNGSPORT,    TeXX.  .......  3 

A  new  industrial  city  not  dependent  on  the  war. 

Amatol,  N.  J 43 

A  city  built  for  one  great  war  industry. 

South  Clixchfield,  Va 49 

.\  town  planned  for  one  industry. 
MiLTOX,  Pa.  ........     53 

Industrial  housing  in  an  existing  city. 

Tin-;  Xatioxal  Cash  Register  Co.         .  .         .  .58 

Welfare  work  for  the  more  highly  paid  employees. 

MiscELLAXEors  Prohlems      .         .         .         .         .  63 


INDUSTRIAL  HOUSIXG 

As  each  housing  development  presents  a  different  series, 
or  combination  of  conditions,  no  standards  can  be  adopted 
until  a  thorough  preliminary  study  of  all  local  conditions 
has  determined  the  facts.  However,  a  standard  method  of 
approaching  the  question  can  be  established  to  advantage 
in  accordance  with  the  following  principles. 

First,  the  problem  should  not  be  considered  as  a  philan- 
thropic attempt  at  uplift,  but  as  a  business  complication 
that  must  be  solved  and  solved  so  as  to  be  of  mutual 
advantage  to  both  parties. 

Second,  the  plan  must  be  on  a  sound  economic  basis 
yielding  a  direct  return  on  the  money  invested  quite  outside 
of  the  indirect  return  that  may  accrue  from  a  satisfactory 
labor  market.  Also,  the  investment  must  be  kept  low 
enough  to  permit  this  return  without  straining  the  financial 
resources  of  the  tenant. 

Third,  the  location  of  the  housing,  its  relationship  to  reason- 
able facilities  for  education  and  recreation  and  the  house 
itself  must  please  the  tenant.  After  all,  he  should  be  the 
judge  and  not  the  owner  or  architect. 

I  am  heartily  in  favor  of  welfare  work,  but  it  will  not 
carry  on  steadily  to  meet  the  demand.  The  problem  is  an 
economic  one  and  must  be  faced  as  such. 

The  following  article  reprinted  from  the  New  York 
Evening  Post  of  August  21.  1920.  carries  out  this  thought: — 


NEW  FACTOR  ENTERS  INTO  PLANNING  AND  EXE- 
CUTION OF  HOMES  FOR  INDUSTRIAL  WORKERS 

Creation  of  Towns  and  Cities  No  Longer  being  Considered  from 
the  Standpoint  of  Welfare  Work,  Philanthropy,  or  Speculation, 
hut  as  a  Fundamental  Factor  in  Industrial  Progress  Demand- 
ing Care  and  Foresight — Erection  of  Houses  at  Cost  of  $2,200 
Each 

By  Clinton  Mackenzie 

Industrial  Housing  Expert 

A  new  thought  is  finding  expression  in  industrial  housing.  It 
is  no  longer  being  considered  from  the  standpoint  of  welfare 
work,  philanthropy,  or  speculation,  but  as  a  fundamental  factor 
in  industrial  progress,  demanding  the  same  forethought  and  care 
in  planning  as  other  departments.  As  a  matter  of  fact,  it  is 
simply  manufacturing  an  article  for  sale  either  in  the  form  of 
rent  or  deferred  payments,  and,  considered  as  such,  it  requires  a 
careful  expert  study  of  the  market  demands  and  meeting  these 
demands  in  such  a  way  as  to  make  an  easy  sale  and  a  satisfied 
customer  on  the  basis  of  a  permanent  investor. 

Heretofore,  as  welfare  work  or  philanthropy,  the  owner  has 
considered  it  his  privilege  to  impress  on  the  tenants  his  own 
standard  of  what  a  house  should  be,  while  the  speculative  builder 
has  provided  what  the  market  demanded,  but  taken  quick  profits 
and  no  responsibility  for  the  permanency  of  the  investment. 

What  the  market  demands  requires  just  as  expert  study  as 
market  conditions  for  any  other  manufactured  article.  It  means 
a  study  in  each  locality  of  how  the  people  live  and  what  they  can 
afford  to  pay  and  involves  all  the  problems  of  nationality,  local 
customs,  social  and  economic  conditions. 

Beyond  making  a  sale  one  must  make  a  satisfied  customer 
over  a  long  period  of  years,  and  the  most  fundamental  factor  to 
secure  permanency  of  the  investment  is  the  question  of  location 
or  site.  Formerly,  any  good,  well-drained  ground  was  considered 
suitable,  but  the  accumulated  knowledge  and  study  of  town  plan- 
ning has  forced  the  fact  to  the  front  that  we  can  prevent  the 


tremendous  waste  caused  by  the  rapidly  changing  character  of 
real  estate  improvements.  The  old  theory  that  the  increase  in 
land  value  justifies  the  waste  of  improvements  before  they  have 
outlived  their  period  of  usefulness  is  exploded.  If  they  had  been 
located  properly  in  the  first  instance  the  waste  could  have  been 
prevented,  and  while  there  is  no  horoscope  by  which  the  town 
planner  can  predict  the  future,  given  equal  attainments  in  his 
speciality,  he  should  meet  with  the  same  success  as  men  in  other 
lines  of  business. 

It  is  entirely  impossible  to  form  standards  or  rules  for  indus- 
trial housing.  Conditions  must  be  met  as  you  find  them.  Meth- 
ods successful  in  one  locality  will  fail  in  another.  The  only 
rule  you  can  establish  is  to  make  a  serious  study  of  local  condi- 
tions and,  using  the  facts  so  gathered,  apply  to  them  the  principles 
of  town  planning.  Furthermore,  it  must  be  borne  in  mind  that 
one  is  not  giving  anything  away.  The  work  should  be  planned 
on  the  sound  principle  of  mutual  advantage. 

Industrial  housing  covers  a  wide  range — from  day  laborers' 
houses  to  the  highly  paid  mechanic  and  salaried  employee.  It  also 
involves  all  questions  of  civic  improvements  extension,  of  public 
utilities  and  transportation  facilities,  and  the  proper  relationship 
of  the  housing  to  places  of  employment,  education,  and  recreation. 

It  has  always  been  considered  impossible  on  an  economic  basis 
to  provide  housing  for  the  day  laborer,  but  I  believe  it  is  possible 
if  we  accept  his  standard  of  requirements.  In  most  communities 
one  will  find  him  occupying  old  buildings  totally  out  of  repair, 
open  to  the  weather,  and  generally  unsanitary  and  paying  a  high 
rate  for  what  he  receives.  While  it  is  admittedly  impossible  to 
secure  from  him  a  financial  return  if  you  proN-ide  a  completely 
finished  house  it  is  possible  to  build  something  infinitely  better 
than  his  present  quarters  and  secure  a  return. 

The  question  of  financial  return  on  industrial  housing  may  be 
figured  either  directly  or  as  an  indirect  return  in  the  form  of  con- 
tented labor,  but  I  am  firmly  convinced  that  it  should  be  figured 
as  a  direct  return  if  good  housing  is  to  become  a  general  rule. 
While  the  direct  profit  may  be  figured  at  a  low  interest  yield,  it 
should  not  be  made  so  low  as  to  create  the  impression  of  charity. 

A  very  interesting  experiment  is  being  carried  out  in  Kings- 


port,  Tenn.,  as  it  is  the  first  attempt  in  this  country  to  build  a 
fully  rounded  out  city  out  of  whole  cloth.  We  have  numerous 
examples  of  individual  industry  towns,  but  none  deliberately 
planned  and  laid  out  in  advance  to  accommodate  diversified  in- 
dustries, with  provisions  made  for  the  education,  recreation,  and 
social  life  of  a  population  not  then  in  existence.  The  amazing 
success  accomplished  at  Kingsport  has  opened  up  a  new  vista 
in  industrial  city  planning. 

Among  other  advanced  plans  is  the  creation  of  a  subdivision  of 
the  town  for  negroes,  laid  out  with  the  same  forethought  and  high 
standard  as  shown  in  the  other  subdivisions.  It  is  the  first  time 
that  an  attempt  has  been  made  to  build  a  negro  village  of  a  high 
order  with  their  own  schools,  churches,  stores,  lodges,  etc.,  pro- 
viding the  same  grade  of  housing  and  general  development  as  is 
furnished  the  white  population  of  the  same  economic  condition. 

There  has  recently  been  erected  a  group  of  some  sixty-seven 
houses  which  were  planned  after  careful  study  of  the  houses  built 
by  local  workmen.  Notwithstanding  present  high  costs,  by  a 
careful  study  of  requirem.ents  as  to  finish  and  equipment,  and  the 
use  of  stock  materials  and  the  elimination  of  unnecessary  details, 
they  were  completed  within  an  average  cost  of  $2,200.  The 
houses  provide  from  four  to  five  rooms  and  bath.  They  met  the 
conditions  and  requirements  of  the  prospective  tenants  and  found 
ready  purchasers.  While  this  is  no  notable  architectural  achieve- 
ment, it  illustrates  the  value  of  studying  the  market 

The  development  of  Kingsport  is  well  worth  investigation 
by  those  interested  in  this  subject.  The  following  quota- 
tion from  the  Saturday  Evening  Post  touches  on  some 
features  and  has  the  value  of  a  disinterested  view  point 
rather  than  that  of  one  who  has  been  connected  with  its 
development  from  its  beginning : 

The  Saturday  Evening  Post 

October  25,  1919. 
A  New^  Kind  of  Town 
What  the  others  have  tried  and  proved  worthy  a  new  South- 
ern town  is  aiming  to  adopt.    But  this  isn't  all,  for  that  would  be 


only  standing  still,  and  the  fathers  of  the  new  town  are  bent  on 
doing  a  little  pioneering  in  the  hope  that  the  results  will  afford  an 
object  lesson  as  well  as  an  inspiration  to  other  industrial  leaders. 
The  fact  of  the  matter  is,  this  brand  new  town,  which  in  four 
years  has  grown  from  practically  nothing  to  a  city  of  10,000 
humans,  is  actually  a  laboratory  exj^eriment  for  the  people  of 
America.  Can  an  industrial  community  made  up  of  a  factory 
population — native  Americans,  however — be  converted  into  a 
spotless  town?  The  promoters  say  yes,  and  they  are  backing  up 
the  thought  in  a  most  material  fashion. 


Bankers  in  New  York  built  an  expensive  railroad  from  the 
Atlantic  Ocean.  This  was  done  some  years  ago  when  there  was 
still  hope  in  the  building  of  a  railroad — of  course  no  group  or 
individual  would  be  so  daring  to-day.  The  road  had  to  have 
freight  and  lots  of  it,  for  the  line  had  been  driven  through  a 
country  where  the  construction  costs  were  high.  There  were 
plenty  of  resources — coal,  timber,  stone,  sand,  clay,  limestone, 
silica,  feldspar,  kaolin,  and  other  valuable  materials,  including  a 
splendid  supply  of  pure,  cold  mountain  water.  What  was  needed 
was  industries  to  produce  tonnage,  and  it  was  to  fulfill  this  desire 
that  the  town  was  created.  Let  us  right  now,  therefore,  dismiss 
the  idea  that  this  new  and  modern  community  is  anything  but 
an  out-and-out  commercial  venture.  This  makes  the  work  being 
done  there  more  interesting,  for  the  present  plans  would  certainly 
not  be  used  if  it  were  thought  they  would  not  prove  profitable  by 
a  dollar-and-cents  measure. 


The  charter  of  the  town  was  drafted  by  experts  and  was  later 
submitted  to  the  Bureau  of  Municipal  Research  of  the  Rocke- 
feller Foundation  for  study  and  correction.  The  municipal 
government  consists  of  five  councilmen,  elected  by  the  citizens 
at  inter\'als  of  four  years.  Unusual  care  is  exercised  by  the  people 
in  choosing  their  councilmen,  for  the  reason  that  these  council- 
men  elect  one  of  their  number  to  be  mayor.  The  mayor  appoints 
a  city  manager,  who  need  not  be  a  resident  of  the  citv  or  state. 


The  latter  employs  and  dismisses  all  other  employees  of  the  city. 
The  mayor  presides  at  council  meetings  and  appoints  the  school 
board,  consisting  of  three  men  and  two  women. 

The  school  system  is  designed  after  the  plan  used  in  Gary, 
Indiana.  Round  the  schoolhouses  are  four  acres  of  playgrounds. 
There  is  a  play  teacher  for  the  smaller  children.  The  city  hospi- 
tal is  municipally  operated,  with  accommodations  for  forty 
patients.  A  civic  center  has  been  laid  out,  centrally  located,  with 
ample  space  for  all  public  buildings.  The  planting  of  trees  and 
shrubbery  is  being  done  under  the  direction  of  a  trained  landscape 
engineer. 


The  controlling  factor  in  the  development  of  the  town  is  the 
improvement  corporation  which  owns  the  city's  power  plant  and 
most  of  the  real  estate  in  and  round"  the  town.  This  corporation 
attends  to  the  problem  of  housing  the  population.  It  builds 
houses  and  either  rents  or  sells  them  at  cost  plus  a  charge  of  $200 
or  $300  for  the  lot,  giving  the  purchaser  easy  terms  for  settlement. 
The  improvement  corporation  is  also  responsible  for  the  splendid 
golf  course  that  has  been  constructed  for  the  benefit  of  the  town's 
inhabitants. 


The  common-sense  element  is  responsible  for  the  development 
of  an  industrial  scheme  that  is  destined  to  eliminate  all  waste 
eventually.  Cooperation  is  the  big  thought,  and  though  the 
different  plants  have  different  owners  the  whole  lot  are  pretty 
closely  linked  to  one  another. 


But  this  is  not  all,  for  the  town  pays  as  much  attention  to 
humanics  as  it  does  to  mechanics.  A  great  insurance  company 
heard  of  the  splendid  work  that  was  being  undertaken  there. 
They  got  the  directors  of  the  enterprise  to  call  all  the  industries 
together  and  said:  "Let  us  insure  every  worker  in  the  town. 
We  would  like  to  be  your  partners  in  this  worthy  effort,  for  we 


share  the  same  ideals.     You  say  the  word  and  we  will  try  to  make 
the  town  the  healthiest  spot  in  America." 

The  proposition  was  considered  and  accepted,  so  that  now 
there  isn't  a  live  person  in  town  who  is  listed  on  a  company  pay- 
roll but  has  been  insured  by  his  employer.  All  workmen  were 
insured  without  physical  examination.  A  health  center  has  been 
established.  There  is  a  free  nursing  service  by  visiting  nurses  to 
sick  employees.  An  elaborate  campaign  has  been  inaugurated 
for  the  prevention  and  cure  of  disease. 

This  is  perhaps  the  first  time  in  history  that  the  total  working 
population  in  any  town  has  been  first  insured  without  any  physi- 
cal examination,  and  then  has  been  subjected  to  health  measures 
by  the  insurer,  who  proposes  to  keep  each  individual  happy, 
healthy,  and  efficient.  The  insurance  company  says:  "We  are 
not  out  to  make  money  out  of  this  undertaking.  But  we  do 
propose  to  show  the  nation  what  it  is  possible  to  accomplish  in 
the  preser\'ation  of  health  and  life  in  an  intelligent  community 
when  the  proper  steps  are  taken." 

(Reprinted  from  the  Saturday  Evening  Post,  of  October  25,  iqiq. 
Philadelphia.  Copyrighted,  iqiq,  by  the  Curtis  Publishing  Com- 
pany, Philadelphia.) 

The  following  illustrations  show  the  plan  of  the  city,  some 
of  the  housing  subdivisions  and  their  architectural  treatment. 


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42 


AMATOL,  NEW  JERSEY 

Built  for  the  U.  S.  Ordnance  Department  by  the  Atlantic 
Loading  Co.,  to  house  25,000  people,  it  illustrates  one  of  the 
larger  war  cities.  Erected  for  temporary  use,  it  still  involved 
all  the  problems  of  pubHc  utilities,  educational  and  social  life 
of  a  permanent  city,  in  addition  to  the  special  requirements 
of  a  war  town.  Some  of  the  special  buildings  are  shown 
rather  than  the  housing  which  presented  no  unusual  features 
except  in  detail  construction.    • 


43 


44 


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AMATOL 

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CLINTOH    MACr^CNZlt 

»l_CniIfCT 

IS      Mi3«0     /T.     »  T  C 


45 


2d 


46 


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>tTAILy-CLOTMt_/  CONTAlMtiy 


mlnV         CHANGL         HOUyL 


1NDU/T1!^1AL^   BUILDING/ 
AMATOL 

NEW        JEJ-J-EY 


Clinton  M*c«.i«zir 

AI-CH  I  T  tCT 

15     M.O»t>    J-!  .       *   ^  CITT 


HO/PITAL     GLOUP 

AMATOL 

NEW         J   E  f^^  E  Y 


CLINTON    MACItCNZlf 

AILCniTCCT 
15     bkOAD    J7     N  re 


48 


SOUTH  CLINCHFIELD,  VA. 

Represents  a  one  industry  town,  being  erected  for  the 
International  Coal  Products  Corporation. 

The  town  w^as  planned  for  its  ultimate  development 
before  the  construction  of  the  plant  was  begun,  so  that  it 
was  possible  to  so  locate  temporary  construction  buildings 
that  they  could  be  later  converted  into  permanent  assets 
rather  than  a  waste. 

Located  in  a  beautiful  mountain  valley,  the  plant  site 
occupies  the  low  ground  and  the  houses  are  arranged  along 
the  foot  of  the  mountains.  The  steep  grades  necessitate  the 
development  of  the  novel  type  of  industrial  house  shown. 
The  saving  in  grading,  sidewalks,  sewers,  and  water  lines  is 
worth  considering,  while  greater  privacy  is  insured  each 
tenant  than  in  the  usual  form  of  double  house.  The  main 
portion  of  the  housing  will  lie  on  either  side  of  the  town 
center  show^n. 


49 


J-OUTH    CLlNCnriELD    VA. 

rOI-    THE 

INTELNATIONM   COAL  PP.ODUCTJ  OX?. 


j£»A^ 


^>^ 


CLIKTOK   MJCK.EHZ1E 

iLCHlTCCT 

IS  6iLo«o    /r,  «,-rciTT 


JOHN     NOLtN 


50 


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TO  MINIMUM  FOtL  HlLL^IDt 
CONyTK-UCTlON-  COM4>ACt.D 
TO  THr.  OB-DINAR-Y  TYPE.  OF 
DE.VLLOPM.LNT 


4-       -h 


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niLLJlDE     nOUJE 

UP  PEL,   I.OAD 
CLINCHFIELD     VA. 


CLINTON  MACREHZIE 

ARCHITECT 
15  ^tOAD  JT.    N  Y  CUT 


53 


MILTON,  PA. 

Illustrates  housing  designed  for  the  U.  S.  Housing  Cor- 
poration to  be  located  in  an  existing  town  and  to  be  per- 
manent in  character.  The  principal  point  of  interest  in  the 
general  plan  lies  in  the  use  of  undeveloped  property  on  an 
existing  street  leading  to  the  new  development,  so  that  when 
comipleted  the  town  would  have  actually  grown  out  to  the 
new  subdivision,  thus  making  the  maximum  use  of  existing 
utilities,  a  point  which  is  often  overlooked  in  the  speculative 
method  of  land  development. 


54 


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4 

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m-  . 

, 

41 

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J10UJ-ING      PlOOJCCT' 

MILTON     PA. 

UJ-  MOL'J-IHG    CCOOCATIOH 


iiiik/T«.»Ti«c   T.r  .«t.r  Of 

TO  A  HEM    DettbOr-UIT 


•  c*rrTriLi»  ^  doumitouc/ 

MILTOM      MAKUrACTUUISG    CD. 


00 


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56 


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^    J        O 


THE  NATIONAL  CASH  REGISTER  CO. 

As  representing  another  phase  of  the  industrial  problem 
the  following  illustrations  show  some  of  the  work  done  for 
the  benefit  of  the  officers  and  salaried  employees. 

It  comprised  the  development  of  a  large  tract  of  rolling 
farm  and  wood  lands  near  the  plant  into  a  park,  several  of 
the  old  farm  groups  being  developed  for  clubs,  and  other 
special  purposes,  and  the  housing  scattered  throughout 
wherever  a  good  site  was  found,  and  not  subdivided  into  lots. 
Narrow  roads  and  bridle  paths  gave  it  unusual  interest  in 
preserving  the  park  effect  and  extending  the  road  mileage 
for  equestrians. 


58 


CLUB     ILOOM 


OFflCIALJ-  ^DmiNG  TLOOM  • 
NATIONAL   CAJH  ILEGIJTCL  OD 

DAYTON      OHIO 


CLIMTOM    MACtfHZir 
ilXHlTtCT 

•i  bu>o  J^.  *fc 


59 


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fiB-j-T    Floor-   Plan  ^tcoND    Flooil   Plah 

DUMGALOW       NO.IO 


j-c/.  o/t.>if    f    r=£=j> 


riR-/T    ruooft.   Plan 


Second    Floor,  Plan 


Bungalow     No.  26 


'  HOUJ^ING     DEVELOPMENT  - 
NATIOI^AL    CAJH   \JlQxIJ'IV^    CO. 

>  HILLJ-    &    DMZJ 
DAYTON.       OHIO 


Clinton  MACt.ENzir 

ALCHITtCT 
15     MOAO    ST.   K-r  CITY 


6l 


•david:/    chuilch- 

jor  ike 

NATIONAL    CAJtt  ^EGIJTEL.  CD. 

OAYTOK     OHIO 


CLINTON   MACICENZIE 

ARCHITECT 
15   £)«JQAD   J-T,   H  Y.CITY 


62 


MISCELLANEOUS  PROBLEMS 


63 


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= 

II 
3 

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mem  ^zi  m i  h 

mmm  mm:  jjm;!  imm 


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J-nOWING     UCTAKGULAIL.    ILADIAL  &  CULVILINEAK.   JTLEETJ" 

A    TYPICAL     JCnOOL      DI-TTILICT 

fUMIC      DUILOINGJ-      CCNTILALur      PLACED 

WITBOUI     DIVlDlsa     f-ETAIL    tVtmUJ 


CLINTON     MACK-INZir 


64 


Q    ©   @   ©   © 


•J'CHOOL     J-ITE- 

fLAYGJLOUHD     PALK.  &- iUDITOLlUM 
DEVtLOJCO     AJ-    COMMUNITY     CCHTCI- 

CLINTOH  MACXtHZIt 

AUCMITtCT 

15  iur»D  JT.  MTC 


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CAFETELIA  ^^'^^^^^CLUb   WOWl 

GENERAL    CHEMICAL    CO. 

PULAJ-CI,          VA. 

ClINTOM    MACK.ENZie 
A  B-C  H  1  T  ECT 
15     E.R.OJD     ST.     H.-rciTT 


68 


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CUiHTON      MACK.E.NZ1E 

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15   bt-OAD  JT..         -NTC. 


70 


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HOTEL 

DlT    EILWIW..    TEWN. 

AkCKITCCT 
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71 


\ 


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APR  26  Ifflr 


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:^ar 


*;  ~: 


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L^CBERKPf  cy 


JUN  2  7  2000 


H£C£i. 


3,m^ 


MAY  1 8  2Q0Q 


ENVI 


LD  21-100m-7,'33 


IlllilllllllllMlllll 

CDM2SMbb3D 


or  to  the 

University  of  California  °" 

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